This listing includes AI condition scoring, neighbourhood intelligence, and market valuation data — giving you a complete picture before you visit. Compare rental yield, price per square metre, and location strength against the broader Portuguese market to assess whether this property fits your investment strategy.
4-bedroom, 3-bathroom house of 198 m², built in 1987, energy rating C. Located on rua Simões de Almeida, 185, Custóias, Leça do Balio e Guifões parish, Matosinhos municipality, Porto district. Noteworthy Features: The property boasts a modern outdoor living setup with two terraces and a barbecue area, perfect for entertaining and leisure activities. Condition Notes: Cracking in the exterior render is visible, affecting facade aesthetics.
The valuation. The asking price of €650,000 is €52,677 below the fair value of €702,677, indicating a fair evaluation of the property within the current market. This suggests the listing reflects a balanced valuation rather than a distressed sale.
Fair value modelled at €702,677 from 6 comparable sales in the area. Asking €650,000 sits €52,677 (7.5%) below — the upside to fair value.
Asking €650,000 versus the rua Simões de Almeida, 185 area baseline of €693,875 (€3,504/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 78/100 is above the parish average, lifting fair value versus a typical-condition unit.
Recent nearby listings price below the wider parish average — a hyper-local discount distinct from the parish baseline.
Base gap of €693,875, adjusted for condition and micro-location, gives a modelled fair value of €702,677 (€3,549/m²), a €52,677 (7.5%) gap versus the €650,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Simões de Almeida, 185 | Subject | €650,000 | €3,283 | — | 78 | 71 |
| estrada da Circunvalação | Active | €850,000 | €3,571 | 8.8% | 75 | 65 |
| rua do Senhor, 75 | Active | €335,000 | €3,526 | 7.4% | 70 | 73 |
| Custóias, Leça do Balio e Guifões · 9570e2 | Active | €670,000 | €2,114 | 35.6% | 75 | 73 |
| Aldoar, Foz Do Douro e Nevogilde · 62271a | Active | €1,800,000 | €7,965 | 142.6% | — | 72 |
| Median comp | €760,000 | €3,549 | 8.1% | 75 | 73 |
Long-term rental The property in Custóias offers a moderate gross yield of 2.6%, reflecting the stable but slow-growing rental market in the area. Considering the fair value assessment, it is positioned as a reasonable option for long-term rental investments in a family-friendly neighborhood. Buy-and-hold With a 7.5% gap from its fair value, this property aligns with a buy-and-hold strategy as it has the potential to appreciate over time while providing consistent rental income. The overall condition of the house and the neighborhood's decent ratings suggest it can serve as a stable asset in a diversifying portfolio. Family rental Ideal for families, the property is located in a safe and residential suburb with access to essential amenities, making it attractive for long-term family rentals. The reasonable market conditions and the home's quality rating support its viability as a suitable family rental option in the region.
Economic and Tenant Volatility The property has an economic stability score of 70/100 and a tenant stability score of 70/100, indicating potential vulnerability to fluctuations in the local market and tenant turnover.
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